FAQs • St. Clair County, AL • CivicEngage

How is the “buffer zone” determined?: The County created a buffer zone of 50 feet beyond the apparent flood plain boundary created by FEMA. The boundaries of the flood plain provided by FEMA previously were not precise (not accurate to the foot). As such, the County had created a “buffer” zone 50 feet beyond where the revised Flood Plain Boundaries (FEMA provided) appears to be. Because of the lack of precision in the past, it was possible that FEMA could have determined that structures within the buffer zone were actually within the flood plain. The County felt it was important to notify the property owner. Now, the County has more accurate information which can assist in determining whether those properties are, in fact, located in a flood zone.

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Flood Management

1. Can a citizen see a map of the flood plain and its boundaries in person?: Yes, by appointment. Call our answering service at 205-241-5690 or 205-241-5691. All information will be forwarded to the Flood Plain Coordinator, and you will be contacted for your appointment.

2. Can a citizen have a copy of the Flood Damage Prevention Ordinance?: Yes, copies of the Ordinances can be found in the Document Center.

3. How did this modification come about?: The Federal Emergency Management Agency (FEMA) determines where the boundaries of the flood plain lie. FEMA determined the boundaries needed to be amended. FEMA provided the new boundaries of the flood plain to St. Clair County.

4. What is the “buffer zone?”: The “buffer zone” is any area which lies within 50 feet from a flood area (zone). The buffer zone was created to notify citizens that they owned property which was in close proximity to a flood zone. The buffer zone was necessary because the initial maps the County was provided describing the flood zone were not precise. As such, the County could not guarantee those properties in the “buffer zone” not to be within the flood zone. Today, the County has more precise maps which better depict the flood zone.

5. How is the “buffer zone” determined?: The County created a buffer zone of 50 feet beyond the apparent flood plain boundary created by FEMA. The boundaries of the flood plain provided by FEMA previously were not precise (not accurate to the foot). As such, the County had created a “buffer” zone 50 feet beyond where the revised Flood Plain Boundaries (FEMA provided) appears to be. Because of the lack of precision in the past, it was possible that FEMA could have determined that structures within the buffer zone were actually within the flood plain. The County felt it was important to notify the property owner. Now, the County has more accurate information which can assist in determining whether those properties are, in fact, located in a flood zone.

6. What does the County require within the flood plain?: The County requires that structures which are constructed within the flood plain to come into compliance with the County’ Flood Damage Prevention Ordinance. Structures which were previously not in the flood plain but which now are in the flood plain due to the revised boundaries are grandfathered in, and will not have to meet the Ordinance’s requirements. However, if said structures are substantially improved (50% of average adjusted value), they will be required to come into compliance with the Ordinance. Any new structure built in the flood plain will be required to be compliant with the Ordinance.

7. Is flood insurance required?: The County does not require flood insurance, but your lender may require flood insurance. Flood insurance may be able to be purchased at a reduced rate for a short period of time.

8. What involvement did the County have in this?: The County did not create the flood plain boundary. The County felt it should contact individuals who had structures in or near the flood plain boundaries, as any modification they make to structures within the flood plain and any new structures constructed in the flood plain must comply with the Flood Damage Prevention Ordinance. Further, the County felt that citizens who may have to purchase flood insurance should be notified of the fact that it may be able to be purchased at a reduced rate for a short period of time.